adoption of the attached
8, 2004, the Planning Commission voted to approve the Breezy
Knoll Preliminary Plat, subject to the conditions noted
The Final Plat shall be in general conformance with
the Preliminary Plat entitled "Breezy Knoll Subdivision"
dated July 7, 2004, signed by Timothy W. Vaughan on 11-12-04
and received in the Planning Office on December 1, 2004
except as modified by these conditions. This approval is
for a maximum of six (6) residential lots.
Pursuant to Section 7-603 of the Fauquier County
Zoning Ordinance, a landscape plan shall be submitted with
the construction drawings for approval.
The applicant agrees to
reserve a fifty (50) foot wide right-of-way strip for a
future/possible inter-parcel connection to PIN
6995-88-9395-000. The final design of the inter-parcel
connection will be worked out during the Final Construction
Plan phase of development.
Signage approved by VDOT and the County shall be located
at the terminus of any temporary cul-de-sac identifying
the planned inter-parcel connection. The applicant is
encouraged to seek out easements on adjoining properties
for construction of the temporary cul-de-sac. Also a
note shall be placed on the Final Construction Plans,
Final Plat, and Deed of Subdivision stating, “Breezy
Knoll Drive” is planned as an inter-parcel connection.
All necessary offsite easements for storm drainage
shall be approved and recorded prior to Final Construction
appears that the limits of clearing and grading extend
to PIN 6995-98-1762-000. These easements shall be
approved and recorded prior to Final Construction Plan
existing fifty (50) foot ingress/egress easement shall
be vacated prior to Final Plat approval, if the easement
is going to be moved.
Knoll Drive cannot be used as a street name. Prior to
Final Plat approval an appropriate street name not
already duplicated within Fauquier County shall be used.
- All intersections shall meet the
County intersection-landing requirement IL-1.
shall not be placed in swales. The houses shall be
placed above the 10-year water surface elevation of the
applicable wetlands permits shall be submitted with the
first submission of the Final Construction Plans. If
wetlands do not exist, a statement from DEQ shall be
area where grading is proposed to be steeper than 3:1
shall require some type of matting. Where banks along
the road are 3:1 or steeper, grading and maintenance
easements shall be required.
grades shall not exceed 10%.
County recommends that no below grade basements be
constructed on soils with high water table due to
wetness unless the foundation drainage system of the
structure is designed by a licensed professional
engineer to assure a dry basement and preclude wet yards
and recirculation of pumped or collected water. Where
possible, all exterior foundation drainage systems shall
be designed to gravity daylight without assistance from
mechanical means. All discharged water (mechanical or
gravity) must be conveyed to the subdivision stormwater
collection system and discharged through the stormwater
management facilities. Drainage easements, where
necessary, shall be placed on the final plat. A note
that states “Basements are not recommended in mapping
units 17B and 2A. Basements in these mapping units are
subject to flooding due to high seasonal water tables.
Sump systems may run continuously, leading to possible
premature pump failure.”
Evidence that there is adequate fire flow, as outlined
by the Office of Emergency Services, shall be required
with the first submission of the Final Construction
Plan. A water model showing existing conditions and
assumptions shall be included. However; if the fire
flow waiver is granted with this Preliminary Plat
application, the applicant shall demonstrate prior to
Final Construction Plan approval that the water system
could meet fire flow in the future
- If the
existing pond is remain an engineer shall certify that
the pond is structurally sound and will remain so with
any additional flow and meet the minimum requirements of
the SWM Ordinance. If the pond is to be rebuilt all
ponds and outfall structures shall be kept 25 feet from
the property lines. Trees, shrubs, and any other woody
plants are not to be planted on the embankment or
adjacent areas extending at least 25 feet beyond the
embankment toe and abutment contacts. This area is to
be within a maintenance easement. Tree save areas and
landscaping shall not be in these areas.
with VDOT that the pond embankment meets VDOT’s
requirements for embankments adjacent to roads.
Frontage improvements, if required, shall be determined
Structures designated as “Rain Gardens” shall use the
design criteria for bioretention facilities as outlined in
the Virginia Stormwater Management Handbook.
A sight distance profile shall be provided
demonstrating that the entrance meets the minimum sight
distance requirements in accordance with the
Minimum Standards of
Entrances to State Highways dated December 3,
2003. The profile shall indicate the posted and/or design
speed used to calculate the sight distance.
It is not clear if Breezy Knoll Drive is intended to
become a public or private street. If it is intended to be
public, the plan shall indicate the street is dedicated for
public street purposes.
The plan appears to be indicating that the existing
wet pond is within the area of the road dedication. The
stormwater management ponds shall be constructed in
accordance with the October 16, 2003 memorandum “Proposed
Stormwater Management Facilities Adjacent to VDOT
Right-of-way” from the Culpeper District Hydraulic
Engineer. A profile shall be provided demonstrating that
the pond is in compliance.
right-of-way for Route 29 shall be dimensioned on the
plan from the centerline or edge of pavement to the
property line. Route 29 is on the Fauquier County
Comprehensive Plan as a rural freeway with a
right-of-way between 212 feet and 300 feet.
The distance to the nearest state road and the
nearest crossover shall be shown along Route 29.
The proposed road and driveway locations shall be
The existing entrances on Route 29 shall be removed
and the lots should be accessed from Breezy Knoll Drive.
All existing and proposed drainage structures shall
The following shall be included in the typical
section: overall right-of-way width, label the shoulder and
indicate material type, the road should be ¼ inch: 1 foot
slope, pavement design should be an asphalt mix rather than
prime and double seal, the depth of ditch should be 18
inches to accommodate a 15 inch pipe, and the ditch should
be 3:1 minimum slope.
A note shall be incorporated that the pavement design
is for planning purposes only, and the final design shall be
based on the Flexible Pavement Design Worksheet per the 2000
Pavement Design Guide and actual CBR values. The pavement
design shall be reviewed and approved by VDOT prior to
Provide a right turn lane with a minimum 150-foot
taper and 100-foot deceleration lane. A typical section
shall be provided indicating the existing lanes and the
Stationing along the centerline of Breezy Knoll Drive
and along Route 29 shall be provided.
Label all of the radii.
There appears to be utility poles along Route 29 that
will need to be relocated. The plan shall be labeled to
indicate which poles need to be relocated.
Interpretive information from the Type I soil report for
each mapping unit shown on the above Final Construction
Plan shall be placed on the same sheet as the soil map.
Also a Symbols Legend shall be placed on the Final
Construction Plan to identify spot symbols.
This final soil map shall be filed in the Building
Department to be used exclusively for obtaining soils
information for this proposed subdivision.
copies of this final soil map with CPSS signature shall
be submitted to the Soil Scientist Office before Final
Plat approval is made.
final signature sets shall require original CPSS
type of primary and reserve drainfield areas shall be
stated for each lot.
statements under Home Sites and Road Construction
shall be placed on the same sheet as the final soils
The County recommends that no below grade
basements be constructed on soil mapping units 2A and 17B
due to wetness unless the foundation drainage system of the
structure is designed by a Virginia Licensed Professional
Engineer. The foundation drainlines should be daylighted for
gravity flow on all structures.
PRIOR TO FINAL CONSTRUCTION PLAN APPROVAL, IT
SHALL BE AGREED THAT ALL DRAINFIELD AREAS ARE TO BE
SURROUNDED BY SAFETY FENCING AND NO CONSTRUCTION TRAFFIC
SHALL CROSS NOR SHALL LAND DISTURBANCE OCCUR IN THESE
Roads built on any of the mapping units will
need to be designed to overcome the low bearing capacity
caused by the substratum of these soil types which are high
Due to the mica content of the soils in all of
the mapping units, these soils are highly erosive. The
erosion and sedimentation plans need to consider more
filtration practices as compared to sedimentation. Special
precaution will need to be addressed in stabilizing the
cut-banks along the proposed road.
Foundations placed in soil mapping units that
show a moderate, high, or very high shrink-swell potential
in the most recent Interpretive Guide to the Soils of
Fauquier County, Virginia will require a
geotechnical evaluation in order to determine proper design.
40. A signature block shall be placed on this plat for the
CPSS to sign which states:
Preliminary Soils Information Provided by Frazier
Consultants (1"= 50') Dated September 2004.
This Virginia Certified Professional Soil Scientist has
field reviewed and adjusted the preliminary soil
information onto the final plat (1"=?') and certifies
that this is the Best Available Soils Information to
Date for Lots 1-?.
Va. Certified Professional Soil